1678 Rosehill Rd · Nauvoo, AL 35578

$93,000

3 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 93 Days on market

Built 1992 4.30 ac lot $87/sqft · 8% below area Est $103k · 9% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +11.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists Purchaser to verify sq footage, land amount, school district, septic system, heating and cooling system, sold as is where is. Nice home 3 bdrm. 2 bath home, has concrete drive and carport.

Key facts

• 4.3 acre lot
• Garage
• Built 1992

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $85k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#427 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Walker County (rural): math 13% / reading 39% proficiency, ranked #89 of 129 in AL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lupton Junior High School (math 11% / reading 51%, grade F, #360 of 627 statewide, top 58%, 430 students, 66% FRL); Carbon Hill High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 359 students, 66% FRL).
• Market conditions: 29 active listings in the ZIP; 36 units permitted in Walker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Walker County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,630 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.94%
• DSCR: 1.84
• GRM: 6.2

CMA / ARV

• ARV (median comp): $102,544
• List price: $93,000
• Delta: -9.31%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.43×
• Total profit: $11,076
• Equity at exit: $13,867

10-year hold

• IRR: 19.8%
• Equity multiple: 2.66×
• Total profit: $43,245
• Equity at exit: $8,041

Cash invested: $26,040 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 35578

• Home prices YoY: -12.1%
• Active inventory: 29
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $411

Break-even live

Break-even rent $725

Max offer price $93,000

Occupancy floor 62%

Sensitivity live

Price	-10% $464	-5% $437	+0% $411	+5% $385	+10% $358
Rent	-10% $313	-5% $362	+0% $411	+5% $460	+10% $509
Rate	-1.0pp $458	-0.5pp $435	base $411	+0.5pp $387	+1.0pp $362

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-22
   days on market $93,000 Active 93 DOM
2. 2026-06-18
   days on market $93,000 Active 90 DOM
3. 2026-06-17
   days on market $93,000 Active 89 DOM
4. 2026-06-16
   days on market $93,000 Active 88 DOM
5. 2026-06-15
   days on market $93,000 Active 87 DOM
6. 2026-06-13
   days on market $93,000 Active 85 DOM
7. 2026-06-13
   days on market $93,000 Active 84 DOM
8. 2026-06-10
   days on market $93,000 Active 82 DOM
9. 2026-06-09
   days on market $93,000 Active 81 DOM
10. 2026-06-08
    days on market $93,000 Active 80 DOM
11. 2026-06-07
    days on market $93,000 Active 79 DOM
12. 2026-06-05
    days on market $93,000 Active 76 DOM
13. 2026-06-03
    days on market $93,000 Active 75 DOM
14. 2026-06-03
    days on market $93,000 Active 74 DOM
15. 2026-06-01
    days on market $93,000 Active 73 DOM
16. 2026-05-31
    days on market $93,000 Active 72 DOM
17. 2026-03-20
    listed $93,000 Active 473-char remark

    Show marketing remark (473 chars)

    All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists Purchaser to verify sq footage, land amount, school district, septic system, heating and cooling system, sold as is where is. Nice home 3 bdrm. 2 bath home, has concrete drive and carport.

18. 2023-02-06
    soldstatus $159,900 Closed 247-char remark

    Show marketing remark (247 chars)

    3BD/2BA on over 4 acres! Great starter home or for those wanting to downsize! This home features open concept living area, master suite, 2 more spacious bedrooms, full bath, laundry room and carport. Metal roof!! Come see this charming home today!

19. 2023-01-26
    status Pending 247-char remark

    Show marketing remark (247 chars)

    3BD/2BA on over 4 acres! Great starter home or for those wanting to downsize! This home features open concept living area, master suite, 2 more spacious bedrooms, full bath, laundry room and carport. Metal roof!! Come see this charming home today!

20. 2022-09-09
    listed $159,900 Active 247-char remark

    Show marketing remark (247 chars)

    3BD/2BA on over 4 acres! Great starter home or for those wanting to downsize! This home features open concept living area, master suite, 2 more spacious bedrooms, full bath, laundry room and carport. Metal roof!! Come see this charming home today!

21. 2022-06-22
    soldstatus $95,000
22. 2021-01-01
    listed $99,000
23. 2020-03-24
    soldstatus $95,000
24. 2020-03-19
    soldstatus $95,000
25. 2019-08-02
    listed $99,900
26. 2016-04-12
    soldstatus $43,100
27. 2016-01-14
    listed $56,000
28. 2007-12-07
    soldstatus $42,500
29. 2004-09-13
    soldstatus $53,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $554 · $46/mo
• Projected year-2 tax: $554 · $46/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,940
• − Mortgage interest: −$5,209
• − Property taxes: −$554
• − Insurance: −$465
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$2,705
• Taxable income: $3,615
• Est. tax owed @ 24.0%: −$868
• After-tax cash flow: $4,063/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Walker County
• NCES district ID: 0103450
• Math proficiency: 13% ▼ -28.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $36,664
• Composite: 21.51/100
• National rank: #8321
• State rank: #89 of 129 in AL

Livability — Nauvoo

• Score: 55/100
• State rank: #427
• US rank: #23140

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A Health & safety F User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9,927
• Population (ZIP): 5,791

Population outlook (Walker County) Hauer SSP2

• Today (2025): 61,037 people
• By 2030: 58,391 · -4.3%
• By 2040: 53,080 · -13.0%
• By 2050: 48,031 · -21.3%
• By 2075: 37,799 · -38.1%
• By 2100: 29,001 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 1% Iranian 1% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+71.8) · D 13.8% · R 85.6%
• 2008→2024 swing: -25.4pp toward R · 2008: -46.4pp · 2024: -71.8pp
• All cycles: 2024: R+71.8 2020: R+67.9 2016: R+67.4 2012: R+52.9 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.67%
• Current HPI: 143.3678
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+73.8% since first listed

13 events — show timeline

• 2026-03-20 Listed $93,000 SAARMLS
• 2023-02-06 Sold (MLS) $159,900 Walker County Area MLS
• 2023-01-26 Pending — Walker County Area MLS
• 2022-09-09 Listed $159,900 Walker County Area MLS
• 2022-06-22 Sold (MLS) $95,000 Walker County Area MLS
• 2021-01-01 Listed $99,000 Walker County Area MLS
• 2020-03-24 Sold (Public Records) $95,000 Public Records
• 2020-03-19 Sold (MLS) $95,000 Greater Alabama MLS
• 2019-08-02 Listed $99,900 Greater Alabama MLS
• 2016-04-12 Sold (MLS) $43,100 Greater Alabama MLS
• 2016-01-14 Listed $56,000 Greater Alabama MLS
• 2007-12-07 Sold (MLS) $42,500 Walker County Area MLS
• 2004-09-13 Sold (MLS) $53,500 Walker County Area MLS

Property tax history

+13.0%/yr

Latest (2024): $554 · +20.2% YoY. Source: county tax records.